Renovated Residential Income
For Sale
$299,000
Pending
11309 VALLEY FORGE CIRCLE Unit 1309, King of Prussia, PA 19406
Updated one-bedroom condominium with a private balcony, flex room, in-unit laundry, and access to extensive community amenities.
Property Size840 SF
Days on Market177
Property Features for 11309 VALLEY FORGE CIRCLE Unit 1309
General Information
Standard status
Pending
Size
840 SF
Property subtype
Unit/Flat/Apartment
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$2,542
Amenities
indoor/outdoor pools
fitness center
tennis courts
basketball courts
pickleball courts
24-hour security
on-site promenade
in-unit laundry
private balcony
Building Details
Building Size
840 SF
Year Built
1972
Listing Agency:
Compass Pennsylvania, LLC
(917) 363-4141
Listed By:
Patricia Elizabeth Nunez-Strid · License #RS360344
(917) 363-4141
Source:
Lizclarkrealestate
Added: Mar 6
Changed: Aug 19
Last Checked: Aug 17 at 2:28PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Compass Pennsylvania, LLC
Investment Insights
Based on property information with market context.
This fully renovated one-bedroom, one-bathroom condominium offers an open living and dining arrangement with oversized sliding doors opening to a private balcony. The kitchen has white cabinetry, quartz countertops, and stainless steel appliances. A flexible bonus room can serve as a home office or storage area, while the updated bathroom includes a glass-enclosed shower. Additional features include neutral designer paint, an in-unit laundry room with utility sink, and a tankless water heater.
The property is part of Valley Forge Towers, a 1972 community with 24-hour security, indoor and outdoor pools, a fitness center, tennis, basketball, and pickleball courts. An on-site promenade includes a restaurant, dry cleaners, healthcare providers, and professional services. The condominium overlooks King of Prussia and Valley Forge National Historical Park, with access to 422, I-76, and the PA Turnpike. Nearby destinations include King of Prussia Mall, KOP Town Center, Wegmans, Valley Forge National Park, and regional medical centers.
The property is part of Valley Forge Towers, a 1972 community with 24-hour security, indoor and outdoor pools, a fitness center, tennis, basketball, and pickleball courts. An on-site promenade includes a restaurant, dry cleaners, healthcare providers, and professional services. The condominium overlooks King of Prussia and Valley Forge National Historical Park, with access to 422, I-76, and the PA Turnpike. Nearby destinations include King of Prussia Mall, KOP Town Center, Wegmans, Valley Forge National Park, and regional medical centers.
Key Highlights
- Fully renovated 1‑bedroom, 1‑bathroom condominium
- Private balcony accessed through oversized sliding glass doors
- New kitchen with quartz countertops and stainless steel appliances
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,349
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.80%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$226,980
$227.0K
Cap Rate 7%
$162,129
$162.1K
Cap Rate 9%
$126,100
$126.1K
Market Conditions
NOI Build-Up for 840 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.0K $26.16/SF
− Vacancy
−$1.3K −$1.60/SF
EGI
$20.6K $24.56/SF
− OpEx
−$9.3K −$11.05/SF
NOI
$11.3K $13.51/SF
Area
Montgomery County, PA
Vacancy
6.10%
Lease Rate
$26.16 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$226,980
Cap Rate 7%
$162,129
Cap Rate 9%
$126,100
Alternative Uses
Best Use
Apartment 5plus
$162.1K
$141.9K – $189.2K
NOI $11,349 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$483.2K
$422.8K – $563.7K
NOI $33,822 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,074
Businesses Nearby
Explore this area
Business Placement
Demographics for 19406, PA
28,553
Population
14,181
Households
2
Avg Household Size
38
Median Age
62%
College-Educated
97%
High-School Grad
13.4 sq mi
ZIP Area
2,131
Density / Sq Mi
$109,944
Median Household Income
$65,749
Median Earnings
$1,983
Median Rent
$393,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated one-bedroom condominium with a private balcony, flex room, in-unit laundry, and access to extensive community amenities.
Where is this residential income property located?
The property is located at 11309 VALLEY FORGE CIRCLE Unit 1309 King of Prussia, PA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Fully renovated 1‑bedroom, 1‑bathroom condominium; Private balcony accessed through oversized sliding glass doors; New kitchen with quartz countertops and stainless steel appliances
